Eight Courtyards
Eight Courtyards is a condominium in District 27 (Sembawang / Yishun), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,394 psf from 14 sales.
At a glance
- District
- District 27 (Sembawang / Yishun)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 2010, about 83 years left
- Completed
- 2014, about 12 years old
What the prices say
The median home in Eight Courtyards sold for S$1,521,500: the middle of 14 sales in the 12 months to August 2026.
That is a little above the middle condo project in District 27 (Sembawang / Yishun), which sold at S$1,333 psf across 26 projects: about 5% higher. By price per square foot it ranks 8th of the 24 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,003 psf in 2021 (35 sales) and S$1,393 psf in 2026 so far (12 sales), up about 39%. The highest year in the record was 2025 at S$1,323 psf.
Higher floors sold for more here: floors 11 to 15 at S$1,383 psf against S$1,328 psf on floors 1 to 5, about 4% more per square foot (24 months).
By unit size (24 months): 600 to 899 sq ft at S$1,322 psf and 900 to 1,199 sq ft at S$1,334 psf. Price per square foot was similar across sizes.
Against similar projects in the district
This project and the three others in District 27 (Sembawang / Yishun) whose median over the last 12 months is closest to Eight Courtyards' S$1,394 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,378 psf, about the same as Eight Courtyards (within 2%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Eight Courtyards | S$1,394 psf | 14 |
| The Criterion | S$1,380 psf | 31 |
| Symphony Suites | S$1,378 psf | 34 |
| Kandis Residence | S$1,355 psf | 7 |
What sells here
14 homes sold in the last 12 months, down from 27 in the 12 months before.
The most common size was 900 to 1,199 sq ft, with 27 of the 41 sales in the last 24 months, well over half.
None of the 41 sales in the last 24 months were first sales of new units: all 41 were resales.
The first new sale in our records was in April 2011.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$3,750 a month (80 contracts). That is about the same as the district's S$3,700, within 2%.
Over the 24 months the median rent was S$3,600 (177 contracts). The latest 12 months ran a little above that: about 4% higher. The two periods overlap, so this shows direction and not a clean year-on-year change.
By bedrooms: 2 bedrooms S$3,300 (33) and 3 bedrooms S$4,150 (38). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (39 rentals and 10 resale or sub-sale transactions) gives a gross yield estimate of 3.1%: a median rent of S$4,000 a month against a median price of S$1,531,500. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
14 other projects in District 27 (Sembawang / Yishun) were completed within 5 years of Eight Courtyards and have a price. Their middle price was S$1,361 psf, about the same as Eight Courtyards (within 3%).
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Eight Courtyards. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Eight Courtyards?
S$1,394 psf in the 12 months to August 2026, from 14 sales. For the median home that is S$1,521,500.
How many homes sold in Eight Courtyards?
14 in the last 12 months and 41 in the last 24 months, across all sale types.
What do homes in Eight Courtyards rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$3,750 a month, from 80 contracts.
What is the rental yield in Eight Courtyards?
Between 3.1% and 3.1% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Eight Courtyards?
It is a 99-year lease from 2010, which leaves about 83 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,394 psf | S$1,521,500 | 14 |
| Last 24 months | S$1,334 psf | S$1,420,000 | 41 |
| Last 5 years | S$1,257 psf | S$1,248,000 | 115 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,003 psf | 35 |
| 2022 | S$1,132 psf | 29 |
| 2023 | S$1,237 psf | 13 |
| 2024 | S$1,282 psf | 28 |
| 2025 | S$1,323 psf | 23 |
| 2026 (to August) | S$1,393 psf | 12 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,328 psf | 16 |
| Floors 6 to 10 | S$1,306 psf | 13 |
| Floors 11 to 15 | S$1,383 psf | 12 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 600 to 899 sq ft | S$1,322 psf | 9 |
| 900 to 1,199 sq ft | S$1,334 psf | 27 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Eight Courtyards, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$3,750 a month | 80 |
| Last 24 months | S$3,600 a month | 177 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$3,300 a month | 33 | S$3,300 a month |
| 3 bedrooms | S$4,150 a month | 38 | S$4,000 a month |
| 4 or more bedrooms | Under 5 contracts | 4 | S$5,300 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 27 (Sembawang / Yishun)
- Rents for every district, by size
- Rent against price for Eight Courtyards, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Eight Courtyards, with a likely range and the recent sales behind it. Sign in is free.
Open Eight Courtyards in Condo AtlasOther condos in District 27 (Sembawang / Yishun)
- Euphony Gardens
- Gardenia Court
- Kandis Residence
- Lilydale
- Nine Residences
- North Gaia
- North Park Residences
- Orchid Park Condominium
- Parc Canberra
- Parc Life
- Provence Residence
- Seletaris
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.